Real Estate Investing in Spearman, Texas (79081)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 79081 (Spearman, TX)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 25.2% of homes vacant — above national norms.
- Declining values: -3.3% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Spearman, TX (79081)?
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Market Analysis: 79081 Spearman
From a cash-flow lens, ZIP 79081 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $125K median. It rewards specialists, not generalists.
For an experienced owner, 79081 can be a a viable market for hunting ground — but the discount at $125K reflects genuine risk that outside investors often underestimate.
ZIP 79081's metrics run below Hansford County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 79081 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 79081 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Spearman:
Market Trends
Home Value History (with trend line)
📊 How Does 79081 Compare?
| Metric | 79081 | Spearman | Borger, TX | Texas |
|---|---|---|---|---|
| Home Value | $125,479 | $125,479 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $1,035 | $1,035 | N/A | - |
| Cap Rate | 6.4% | 6.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 79081 (Spearman, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $125,479 |
| Monthly Rent | $1,035 |
| Price-to-Rent | 10.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.9% |
| Cap Rate | 6.4% |
| 5-Year IRR | 3.2% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | -0.4% ▼ |
| 5-Year CAGR | -3.3% ▼ |
| 10-Year CAGR | +0.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.4%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 79081
Population: 3,224
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 79081
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
How much do tenants pay in Spearman, TX?
Expect rents around $1,035/mo per month in Spearman, TX. With home values at $125K, the yield math works out to reasonable levels for rental investors.
How strong is tenant demand in Spearman, TX?
Working renters make up the core of the Spearman, TX tenant base. The pool is reasonable for investors targeting long-term holds.
What price range are homes in Spearman, TX?
The median home value in Spearman, TX is roughly $125K. That puts it reasonable relative to the TX statewide average.
What kind of market is Spearman, TX for investors?
Our data puts Spearman, TX at 3.0/5 for investability. Home prices of $125K and rents around $1,035/mo create a solid backdrop for investor activity.
Is Spearman, TX landlord-friendly?
TX law landlord-friendly for landlords, and Spearman inherits those rules. Investors should still review local ordinances for rental licensing.
You know 79081 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 79081 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 79081 ranks in Borger, TX
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